1032 NW 40th Ave · Gainesville, FL 32609

$145,000

1 bd · 1.0 ba · 423 sqft · SingleFamily public records · 57 Days on market

Built 1949 5,227 sqft lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.9/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 1 bedroom 1 bath bungalow with a living room and a kitchen! Laminate flooring in main area and kitchen. Nice sized lot zoned RMF5 with an additional storage building on the property that could possibly be finished for additional living. Close to Publix & shopping. The home is currently rented through 6/30/2022.

Key facts

• Zoned rmf5
• Additional structure
• 5,227 sq ft lot

Tags

• INCOME PRODUCING ASSET
• ADDITIONAL STRUCTURE
• MULTIFAMILY STYLE SETUP
• ZONED RMF5

Property features AI

Finance

• HOA & community: No association; Development: Oak Hill

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; Faces south
• Construction: Shingle roof; Other construction materials; Crawlspace foundation; Built on a 0.12-acre lot
• Exterior features: Private mailbox; Paved road access

Interior

• Kitchen: Range; Microwave; Dishwasher
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window air conditioning unit(s)
• Interior features: Dishwasher; Dryer; Microwave; Range; Washer; Laundry room (located outside)
• Laundry & utility: Washer and dryer; Laundry room outside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $15 ($177/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (14.1% below list).
• Recommended offer: $125k (14.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#97 in FL, #1,480 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D+, crime F.
• Alachua (urban): math 49% / reading 54% proficiency, ranked #30 of 73 in FL (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Stephen Foster Elementary School (math 46% / reading 52%, grade D, #1,134 of 2,144 statewide, top 54%, 458 students, 65% FRL); Westwood Middle School (math 47% / reading 51%, grade C-, #265 of 571 statewide, top 48%, 847 students, 56% FRL); Gainesville High School (math 48% / reading 57%, grade C-, #154 of 667 statewide, top 24%, 1,873 students, 47% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 111 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 30% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Alachua County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; list at $145k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,608 (14.1% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-21,243
• Equity at exit: $21,620

10-year hold

• IRR: -4.2%
• Equity multiple: 0.71×
• Total profit: $-11,774
• Equity at exit: $12,537

Cash invested: $40,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32609

• Home prices YoY: -23.5%
• Rents YoY: 4.0%
• Active inventory: 111
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$149 /mo · $1,786/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $15

Break-even live

Break-even rent $1,227

Max offer price $145,000

Occupancy floor 94%

Sensitivity live

Price	-10% $97	-5% $56	+0% $15	+5% $-26	+10% $-67
Rent	-10% $-84	-5% $-35	+0% $15	+5% $64	+10% $113
Rate	-1.0pp $88	-0.5pp $52	base $15	+0.5pp $-23	+1.0pp $-61

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $145,000 Active 57 DOM
2. 2026-06-18
   days on market $145,000 Active 54 DOM
3. 2026-06-17
   days on market $145,000 Active 53 DOM
4. 2026-06-16
   days on market $145,000 Active 52 DOM
5. 2026-06-15
   days on market $145,000 Active 51 DOM
6. 2026-06-14
   days on market $145,000 Active 49 DOM
7. 2026-06-13
   days on market $145,000 Active 48 DOM
8. 2026-06-10
   days on market $145,000 Active 46 DOM
9. 2026-06-09
   days on market $145,000 Active 45 DOM
10. 2026-06-08
    days on market $145,000 Active 44 DOM
11. 2026-06-07
    days on market $145,000 Active 43 DOM
12. 2026-06-05
    days on market $145,000 Active 40 DOM
13. 2026-06-03
    days on market $145,000 Active 39 DOM
14. 2026-06-02
    days on market $145,000 Active 38 DOM
15. 2026-06-01
    days on market $145,000 Active 37 DOM
16. 2026-05-31
    days on market $145,000 Active 36 DOM
17. 2026-05-30
    days on market $145,000 Active 35 DOM
18. 2026-05-05
    price $145,000 1263-char remark
19. 2026-04-25
    listed $149,900 Active 1263-char remark
20. 2022-03-11
    soldstatus $75,000 Closed 323-char remark

    Show marketing remark (323 chars)

    Cute 1 bedroom 1 bath bungalow with a living room and a kitchen! Laminate flooring in main area and kitchen. Nice sized lot zoned RMF5 with an additional storage building on the property that could possibly be finished for additional living. Close to Publix & shopping. The home is currently rented through 6/30/2022.

21. 2022-02-03
    price $950
22. 2022-01-24
    status Pending 323-char remark

    Show marketing remark (323 chars)

    Cute 1 bedroom 1 bath bungalow with a living room and a kitchen! Laminate flooring in main area and kitchen. Nice sized lot zoned RMF5 with an additional storage building on the property that could possibly be finished for additional living. Close to Publix & shopping. The home is currently rented through 6/30/2022.

23. 2022-01-03
    price $84,900 323-char remark

    Show marketing remark (323 chars)

    Cute 1 bedroom 1 bath bungalow with a living room and a kitchen! Laminate flooring in main area and kitchen. Nice sized lot zoned RMF5 with an additional storage building on the property that could possibly be finished for additional living. Close to Publix & shopping. The home is currently rented through 6/30/2022.

24. 2021-12-07
    status Active 323-char remark

    Show marketing remark (323 chars)

    Cute 1 bedroom 1 bath bungalow with a living room and a kitchen! Laminate flooring in main area and kitchen. Nice sized lot zoned RMF5 with an additional storage building on the property that could possibly be finished for additional living. Close to Publix & shopping. The home is currently rented through 6/30/2022.

25. 2021-11-23
    status Pending 323-char remark

    Show marketing remark (323 chars)

    Cute 1 bedroom 1 bath bungalow with a living room and a kitchen! Laminate flooring in main area and kitchen. Nice sized lot zoned RMF5 with an additional storage building on the property that could possibly be finished for additional living. Close to Publix & shopping. The home is currently rented through 6/30/2022.

26. 2021-11-01
    listed $94,900 Active 323-char remark

    Show marketing remark (323 chars)

    Cute 1 bedroom 1 bath bungalow with a living room and a kitchen! Laminate flooring in main area and kitchen. Nice sized lot zoned RMF5 with an additional storage building on the property that could possibly be finished for additional living. Close to Publix & shopping. The home is currently rented through 6/30/2022.

27. 2012-07-02
    soldstatus $11,800

    Show marketing remark (211 chars)

    2 Buildings on property, one is a functioning house. the other was used as a shed. Both have floor failure. AS IS Offers only. Zoned RMF 5, however lot may not be large enough to accommodate this. Nice property.

28. 2012-02-07
    listed $18,000

    Show marketing remark (211 chars)

    2 Buildings on property, one is a functioning house. the other was used as a shed. Both have floor failure. AS IS Offers only. Zoned RMF 5, however lot may not be large enough to accommodate this. Nice property.

29. 2011-12-18
    historical
30. 2011-08-18
    listed $24,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,786 · $149/mo
• Projected year-2 tax: $1,786 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,953
• − Mortgage interest: −$8,122
• − Property taxes: −$1,786
• − Insurance: −$725
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$4,218
• Taxable loss: −$2,291
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $727/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Alachua
• NCES district ID: 1200030
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $42,683
• Composite: 43.31/100
• National rank: #3038
• State rank: #30 of 73 in FL

Livability — Gainesville

• Score: 81/100
• State rank: #97
• US rank: #1480

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D+ Housing A- Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gainesville, FL
• County: Alachua County · 218,005 people
• City population: 188,348
• Metro: Gainesville, FL
• Population (ZIP): 19,752
• Household income: $49,406
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1037.0

Population outlook (Alachua County) Hauer SSP2

• Today (2025): 289,834 people
• By 2030: 305,873 · +5.5%
• By 2040: 335,246 · +15.7%
• By 2050: 364,719 · +25.8%
• By 2075: 436,665 · +50.7%
• By 2100: 482,920 · +66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Black 33% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Alachua

• 2024 margin: Strong D (+21.0) · D 59.7% · R 38.8% · Other 1.5%
• 2008→2024 swing: -0.6pp no change · 2008: 21.6pp · 2024: 21.0pp
• All cycles: 2024: D+21.0 2020: D+27.2 2016: D+22.5 2012: D+17.3 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.25%
• Current HPI: 304.1951
• Rent YoY: ▲ 4.04%
• Metro: Gainesville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+482.3% since first listed

13 events — show timeline

• 2026-05-05 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2022-03-11 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-03 Price Changed $950 RENT.
• 2022-01-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-03 Price Changed $84,900 Stellar MLS as Distributed by MLS Grid
• 2021-12-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-11-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-11-01 Listed $94,900 Stellar MLS as Distributed by MLS Grid
• 2012-07-02 Sold (MLS) $11,800 Stellar MLS as Distributed by MLS Grid
• 2012-02-07 Listed $18,000 Stellar MLS as Distributed by MLS Grid
• 2011-12-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-08-18 Listed $24,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.8%/yr

Latest (2025): $1,786 · +0.3% YoY. Source: county tax records.